Dear Maintenance Men:
By Jerry L'Ecuyer & Frank Alvarez

Dear Maintenance Men:
I’m about to start work on a vacancy and want to know a quick way to upgrade the kitchen without spending too much. Any ideas?

Dan



Dear Dan:
A quick idea that has worked well for us over the years is to dress up your existing counter tops with something called “subway tile”. Actually any tile will do but subway tile is a style of plain white rectangular tile that is typically used in subway stations.

The tile is used just above the back splash, normally a minimum of two rows in an offset pattern followed by a row of bull nose tile to give the job a professional finish. The tile grout lines are tight and the grout can be the same color as the tile.

This is an easy do-it-yourself project that is inexpensive and very effective.

As we stated above, you can use any kind of tile to match your unit’s décor. The look gives the kitchen a lift and adds something special not found in most apartments.

Another simple idea is to replace the existing kitchen cabinet knobs with new more modern knobs. As an example; using white knobs on a white cabinet gives the kitchen an updated modern look.

If you’re feeling bold, stain your cabinets a color such as brick red, deep green or dark blue. The look is stunning.

Dear Maintenance Men:
I’m very handy and like to do as much work at my building that I can. Saving money by not using “professionals” is also a very nice reward for my do-it-yourself efforts. However, I realize it may not be in my best interest to always do the work myself.

Exposure to certain liabilities, safety issues or just plain disgusting jobs are sometimes best left to the professionals and I don’t mind paying for that peace of mind. Can you help me decide which jobs should be left to the professionals and why?

Allen



Dear Allen:
We are big fans of do-it-yourself jobs.

Some jobs do need to be left to the trained professional though. On top of that list would be what we call “life and limb” issues.

Improper heating systems repairs, for example, can cause the greatest liabilities. Carbon monoxide is a known killer. Depending on your area, most gas supply companies will send a representative to inspect your heating system for free anyway.

Because of carbon monoxide, gas leaks or fire, repairs to the heating system should always be left to the pros.

When it comes to plumbing, many of us are great do-it-yourself people. We consider most living space issues fair game to DIY. But when the problem goes to the other side of the wall, such as mainline back-ups or when heavy equipment is needed to effect repairs; it is best to seek the pros.

As an example: A mainline power snake machine can maim or kill in untrained hands. Not to mention the cost of retrieving a broken snake cable fifty feet down your main drain line.

Weight bearing structural repairs should also be left to the professionals.

Electrical repairs involving the breaker box or maybe even ground fault interrupter switches should be done by a trained pro as well. Because of the liabilities involved with chemicals; pest control should be left to the licensed companies involved in that type of work.

This is a short list, but if you keep in mind that “life or limb” issues should be delegated to the professional, you should be OK

Dear Maintenance Men:
The tiles on my shower walls are coming off and feel loose in multiple areas. I converted a bathtub-only bathroom into a tub and shower about three years ago. Why is this happening? Do I have to redo the entire shower walls again? It there a quick fix?

Ben



Dear Ben:
Ouch! No, there is not a quick fix for your problem.

We have seen this issue many times on shower conversion tubs. It is so easy to just poke a shower head in from the back side and finish the walls with tile, then call it a day.

The problem is that the existing walls surrounding the tub are not meant for the wet environment that a shower presents. Any little crack in the grout will wick water into the drywall and cause it to breakdown.

As the walls become more water logged, the mastic holding the tile to the drywall comes loose. Now even more water can enter through the tile.

The proper way to do this kind of conversion or to repair previous conversions is the same. Remove the existing drywall and replace it with cement board such as Hardiback, Wonder board, DuraRoc, etc. These materials are impervious to water.

Any leaking of water through the tile grout will not result in mass delaminating of the tiles. Once the cement board is installed, caulk all the seams and corners.

Now you can install the tile over the cement board, grout the tile and seal the grout lines. Your new shower should now last a lifetime or at least until you are tired of looking at the same tile for so long.

Bio:

Jerry L'Ecuyer is the owner of JLE Property Management & Buffalo Maintenance, Inc. and is a licensed contractor & real estate broker.  He is currently on the Board of Directors and Chairman of the Education Committee for the Apartment Association of Orange County.  Jerry has been involved with apartments as a professional since 1988 and can be reached at (714) 778-0480 or jerry@JLE1.com.  Frank Alvarez is the Operations Director for Buffalo Maintenance, Inc.  He has been involved with apartment maintenance for over 14 years. He is a lecture speaker & CAM instructor.  Frank can be reached at (714) 956-8371 or visit the office at, 202 E. Broadway in Anaheim, CA 92805.  Please view our web sites at: www.JLE1.com  & www.BuffaloMaintenance.com